The Hidden Costs of Buying and Moving Into a New Home
The deposit and the removal quote are the two numbers everyone plans for. The costs that catch people out sit between them: legal fees, searches, a survey, stamp duty, the gap between completions and the hundreds of pounds spent in the first fortnight on a house that is not quite ready.
The short answer
- Budget £2,500 to £6,000 of extras on a typical UK purchase before furniture
- Conveyancing with searches usually runs £1,200 to £2,200
- A Level 2 homebuyer survey costs £400 to £900 and routinely saves more
- Stamp duty is the biggest single variable and depends on price and buyer status
- Leave a contingency of at least £1,000 for the first month
Full cost checklist
The table below covers the fees on an ordinary freehold purchase in England. Leasehold adds management pack and notice fees and Scotland and Wales use different property taxes.
| Cost | Typical range | When you pay |
|---|---|---|
| Conveyancing legal fees | £900 to £1,600 | Split on instruction and completion |
| Local searches | £250 to £600 | Early in the process |
| Land registry fee | £20 to £500 | On completion |
| Mortgage arrangement fee | £0 to £1,500 | On application or added to loan |
| Mortgage valuation | £0 to £400 | On application |
| Level 2 homebuyer survey | £400 to £900 | Before exchange |
| Level 3 building survey | £700 to £1,500 | Before exchange |
| Stamp duty | Varies by price and status | Within 14 days of completion |
| Estate agent fee if selling | 1 to 2 per cent plus VAT | On completion |
| EPC if selling | £60 to £120 | Before listing |
| Removals | £450 to £2,000 | Before or on the day |
| Packing service and materials | £150 to £600 | With removals |
| Storage between completions | £25 to £60 per week per container | Monthly |
| Overlap rent or mortgage | One to four weeks | During the gap |
The costs nobody quotes you
These rarely appear on any estimate and together they regularly add another thousand pounds.
- Mail redirection with Royal Mail for three to twelve months
- New locks on day one which is normal practice on a second hand house
- Parking bay suspension in a permit street usually £30 to £160
- Cleaning the old property at the end of a tenancy
- Council tax on two homes for any overlap period
- Reconnecting appliances and fitting a new cooker or washing machine hose
- Curtains blinds and light fittings which the seller may take
- Broadband installation if there is no existing line
- Higher building insurance from the date of exchange not completion
- Waste removal or a skip for everything you decide not to move
Stamp duty in plain terms
Stamp duty land tax is banded and your rate depends on the purchase price, whether you are a first time buyer and whether you will own a second property. Rates change in budgets so check the current HMRC calculator rather than an old article. It is payable within fourteen days of completion and your solicitor normally handles the return.
Scotland charges land and buildings transaction tax and Wales charges land transaction tax so the thresholds differ.
Where the money is genuinely saved
Not every saving is a false economy but some are. Skipping a survey to save £600 on a Victorian house with damp is the most expensive decision most buyers make.
- Book removals midweek and away from month end
- Declutter properly so you are not paying to move things you will bin
- Get three itemised quotes rather than three round figures
- Ask your solicitor for a fixed fee including disbursements
- Compare mortgage products on total cost not on the headline rate
Frequently asked questions
How much should I budget on top of the deposit?
Between £2,500 and £6,000 on a typical purchase before stamp duty and before furnishing. London and higher value homes sit above that.
Do I need a survey if I have a mortgage valuation?
Yes. A mortgage valuation protects the lender and does not inspect the condition of the property for you.
When do I pay the removal company?
Most UK removal firms take a deposit to hold the date with the balance due shortly before or on the day. BlueSky quotes are fixed after a free survey so the figure does not move.
Can I add moving costs to my mortgage?
Fees such as arrangement charges can sometimes be added to the loan but you then pay interest on them for the full term. Paying them up front is cheaper where you can.
Planning a move?
BlueSky Removals gives fixed written prices after a free video or home survey. Call 0800 090 3125 or request a quote online.